PROMOTING AFFORDABLE HOUSING

VIA ZONING REFORM

America has an affordable housing crisis. For more than two decades, supply has not kept pace with demand. 

The result is housing — rental and homeownership — is out of reach for an increasing number of Americans each day.

It is not something impacting only poor people. It is crushing the workforce’s pocketbook. 

Even if you are wealthy, if you buy a house that costs double what it did just a few years ago, the crisis is impacting your life negatively.

Wealthy business owners are closing their shops, holding back on expanding their brand and unable to maintain production of their product, because they cannot recruit and retain workers. 

All because of the housing affordability gap.

HONORED TO HAVE MY FINE ART PHOTOGRAPHY SHOWCASED IN SAUDADES

BOOK PRE-SALE PHASE LAUNCHING AT BOOKS & BOOKS

I kicked off the weekend among fellow creatives at Books & Books in Coral Gables, which will by the Miami headquarters for the book’s pre-sale phase and major release party (October 4.)

Pre-sale copies will be in the Art/Anthology section of legendary independent bookseller.

Statement from Editor/Chief Contributor/Siren Amy Serrano:

On behalf of all participating artists, I am so proud to share this beautiful book with you!

After living with the word Saudade for about 5 years now, exploring it, understanding it, feeling it, living it, listening to music about it, and writing about it through the prism of my own experiences, in the end the word is really about LOVE.

Love lost, Love yearned for, Love that remains, Love of a place, Love of the self you wished you had become and/or still hope to recover, and the convergence of many of these aspects of saudade through the element of Time, time, TIME

The word saudade, in its plural form “Saudades” spoke to me deeply and I believe this emotion, this feeling may also speak to you, it is universal…

Buy the book in person or order it today from Books & Books

Then come meet the artists during the official book release on October 4 also @Books&Books.

We will have red wine and red roses for you along with a few other surprises and we will sign your copy!

(photo is with a few of the Miami Artists Carlos A. Navarro Jonathan Rose and Steve Wright with the book’s wonderful publicist, Maru Lanao )

LISBON, PORTUGAL

 BAIXA TÍPICA

Rua dos Fanqueiros, a typical narrow, azulejos-lined facades, low-rise, level street in the Baixa — the downtown of Lisbon, Portugal.

Note that a tram track runs down the middle of the street.

LISBON, PORTUGAL

 PONTE 25 DE ABRIL

The Ponte 25 de Abril is a suspension bridge connecting the city of Lisbon, capital of Portugal, to the municipality of Almada on the left (south) bank of the Tagus River.

LISBON, PORTUGAL

   LISBON SKYLINE, WATERCOLOR IMAGE

The stunning, sunny and historic Lisbon skyline from the Rio Tejo ferry from Almada.

Lisboa is a first rate world city on par with Paris or London.

LISBON, PORTUGAL

 STREETSCAPES OF LISBOA

Arroios’ mid-rise buildings feature ground floor retail, tiled facades, Juliet balconies, dormers and laundry hanging everywhere.

That streetscape is very emblematic of urban Lisbon, Portugal.

LISBON, PORTUGAL

 LARGO DA GRACA

Moon over Largo da Graca.

This is not a famous plaza.

It is not glamorous. 

But we find it to be one of the most perfect urban spaces on earth. 

Lots of places to sit, drink, eat and blend with locales.

LISBON, PORTUGAL

 GRAÇA, OUR FAVORITE PART OF LISBON

Graca's Le Joyeux Gourmet Mercearia tradicional e biológica is a traditional and organic grocery store. 

It is one of dozens of mom and pop stores that make this part of Sao Vicente so livable and wonderful.

SAUDADES: ANTHOLOGICAL CONTEMPLATIONS ON PERSON, PLACES, IDENTITY AND TIME

 HOT OFF THE PRESS

The major artistic book featuring me as a visual artist has published its first run: 8.5 x 11, Full Color, 215 pages!

Book signing event in Miami Oct. 4.

Thanks to the brilliant project leader Amy Serrano (pictured with the book). 

A great step forward in my growth as a street photographer that exhibits. 

Wonderful to be in the company of Carlos Navarro and Diego Quiros.

LISBON, PORTUGAL

 STREET ART

This scene combines Portugal’s tradition of intricate tile facades with Graca’s love of street murals on a grand scale. 

Lisbon is a magical city with low rise buildings, great urban density and outstanding transit.

LISBON, PORTUGAL

RIO TAGUS 

Heavily graffitied abandoned warehouses along Rio Tagus riverfront in Almada await redevelopment. 

Ponte 25 de Abril, modeled after the San Francisco Bay Bridge, connects to Lisbon in the background. 

LISBON, PORTUGAL

 TEATRO NACIONAL D. MARIA II

Teatro Nacional D. Maria II is located in the Rossio Square, in the center of Lisbon. 

The Neoclassical theater was built on 1842.

LISBON, PORTUGAL

 STAIRS OF LISBON

Lisbon streets, especially in Alfama, often turn into staircases. 

This is Escadinhas das Portas do Mar 4 at Rua Afonso de Albuquerque near the Cathedral of Lisbon.

LISBON, PORTUGAL

 PINK STREET 

Pink Street in Lisbon, Portugal. 

Yep, it’s literally painted pink and expressed on English, not Portuguese. 

It used to be the port side red light district. 

Now it’s a touristy zone of bars and restaurants.

LISBON, PORTUGAL

ARCO DA RUA AUGUSTA 

 Arco da Rua Augusta is a stone, triumphal arch-like, historical building in Lisbon, Portugal, on Praça do Comércio.

It was built to commemorate the city's reconstruction after the 1755 earthquake.

ANNOUNCING THE U.S. PREMIER OF MARK – A CALL TO ACTION

I AM FEATURED AS A UNIVERSAL DESIGN EXPERT

IN THIS ACCLAIMED INTERNATIONAL DOCUMENTARY

I am proud to share details of U.S. premiere of the documentary that features me as a Universal Design expert.

Mark -- A Call to Action debuts June 19 at Bryn Mawr Film Institute.

Every mayor, planner, architect, engineer & urban designer can learn from this film.

Director Ron Small's film chronicles the life and work of scholar/activist Dr. Mark Bookman, who improved the lives of disabled people, creating a legacy that inspires others to work for a world where no one is left behind.

https://tinyurl.com/4vjyeb2z

HOW ZONING SHAPES COMMUNITIES

THE GOOD, BAD AND HOPEFUL ASPECTS 

OF THE CENTURY-OLD TOOL THAT DETERMINES

EVERYTHING ABOUT THE PLACES WE LIVE, WORK AND PLAY

Yonah Freemark, a senior research associate at the Urban Institute, said zoning reform must address affordable housing, but cities and regions should not stop there.

Land use must also address preservation of nature, agricultural land and resources. 

“We shouldn’t just be talking about what we can build, but where we can build. 

We must look at infill zones versus the degree to which housing is being built in agricultural zones,” noting that development over farms not only decreases local food, but also increases municipal spending on myriad infrastructure, such as new roads, water, sewer, and schools, to serve suburban expansion into rural areas.”

 

 

HOW ZONING SHAPES COMMUNITIES

THE GOOD, BAD AND HOPEFUL ASPECTS 

OF THE CENTURY-OLD TOOL THAT DETERMINES

EVERYTHING ABOUT THE PLACES WE LIVE, WORK AND PLAY

Yonah Freemark, a senior research associate at the Urban Institute said that he favors upzoning near public transit, so affordable housing is created in proximity to mobility.

If the goal is to make life more affordable for the city’s workforce, that can be achieved by placing housing by transit so people can get to work without the high expense of owning and maintaining a car.

Freemark also believes cities, counties, schools and other agencies are sitting on an asset that could be tapped for housing.

“I think maximizing the use of publicly owned land is the number one most important thing we can add to the toolbox to promote affordable housing. 

We must identify what sites are owned by the public sector across various agencies, then maximize those sites to get more housing starts,” he said. 

“There is a lot of under-used public land that could be built on for zero cost of acquisition.

We can then invest in a publicly owned housing developer to produce mixed-income housing units.”

HOW ZONING SHAPES COMMUNITIES

THE GOOD, BAD AND HOPEFUL ASPECTS 

OF THE CENTURY-OLD TOOL THAT DETERMINES

EVERYTHING ABOUT THE PLACES WE LIVE, WORK AND PLAY

When cities reform zoning to allow more construction, the impacts are small but meaningful.

Yonah Freemark, a senior research associate at the Urban Institute, believes affordable housing has increasingly become a national issue. 

“When cities reform zoning to allow more construction, the impacts are small but meaningful. [But] zoning changes are inadequate alone to create affordable housing for the entire community,” he said.

“We need to do a whole variety of things, such as increasing low-income housing tax credits, which has produced millions of affordable housing units around the country.”

Freemark authored a research paper on the impact of zoning changes and warns that there is no magic bullet when it comes to upzoning and housing affordability. 

He found that Downzonings (regulations that reduce density) definitely limit construction and worsen affordability, but he also found a mixed bag in researching upzonings, which allow increased density, concluding they “offer mixed success in terms of housing production, reduced costs, and social integration in impacted neighborhoods; outcomes depend on market demand, local context, housing types, and timing.”

HOW ZONING SHAPES COMMUNITIES

THE GOOD, BAD AND HOPEFUL ASPECTS 

OF THE CENTURY-OLD TOOL THAT DETERMINES

EVERYTHING ABOUT THE PLACES WE LIVE, WORK AND PLAY

The Low-Income Housing Tax Credit (LIHTC) is a federal program providing tax credits to developers who build new housing for low-income renters. 

The VITAL Act would increase funding for the LIHTC program to increase the number of accessible homes.

“Investments in accessible housing are central to guaranteeing better outcomes in health and satisfaction for older adults and people with disabilities,” Senator Bob Casey, D-Pa., chair of the Senate Special Committee on Aging, said.

Casey also is developing legislation to provide assistance for land banks, which can address a number of issues by acquiring abandoned/vacant property and using it for affordable housing.

Land banks serve a need while also uplifting the value of neighborhoods by replacing blighted lots with fresh infill development.

HOW ZONING SHAPES COMMUNITIES

THE GOOD, BAD AND HOPEFUL ASPECTS 

OF THE CENTURY-OLD TOOL THAT DETERMINES

EVERYTHING ABOUT THE PLACES WE LIVE, WORK AND PLAY

Last December, the U.S. Department of Transportation awarded nearly $700 million through its All Stations Accessibility Program to retrofit old rail and subway stations, adding elevators, ramps, and other improvements. 

The program, funded through the infrastructure law, is designed to improve the accessibility of transit rail stations so everyone, including people who use wheelchairs, push strollers, or cannot easily navigate stairs, can reliably access the rail systems in their communities.

Senator Bob Casey, D-Pa., chair of the Senate Special Committee on Aging, held a hearing this summer to sound the alarm over the lack of affordable, accessible housing. 

He introduced the Visitable Inclusive Tax Credit for Accessible Living (VITAL) Act, which would increase the amount of accessible housing available for people with disabilities and older adults to meet their needs.

HOW ZONING SHAPES COMMUNITIES

THE GOOD, BAD AND HOPEFUL ASPECTS 

OF THE CENTURY-OLD TOOL THAT DETERMINES

EVERYTHING ABOUT THE PLACES WE LIVE, WORK AND PLAY

Jason Jordan, the American Planning Association’s (APA) public affairs director, emphasized that those who work in city leadership, planning and zoning must also address the reality that zoning often was used as a tool of bigotry.

“When we discuss zoning reform, we can’t leave out the exclusionary practices and racially directed practices. 

That has to be part of the conversation. 

We have to reconcile those ills and embrace environmental justice, the concept that land use has a role in breaking down artificial barriers that hurt marginalized people socially and economically.”

Beyond housing, land-use reform can also address climate change and transportation options. 

The Inflation Reduction Act gives direct financial support to communities that create a climate action plan. 

Vision Zero plans and Safe Streets initiatives in several cities are aimed at increasing pedestrian and bicycle safety, seeded by federal funds.

CELEBRATING 700,000 READERS

IN LESS THAN A DECADE, TWO THIRDS OF A MILLION

UNIQUE VISITORS HAVE READ MY POSTS

I started humbly, posting travel photos then thoughts on inclusion for people with disabilities.

I have shared excerpts of my award-winning journalism, covering topics as diverse as planning policy, urban design, hospitality and disability advocacy.

This blog has featured images from countless nations and world class cities.

It has shared news of my progress as a visual artist.

My loyal readers have celebrated with my as I grow as a Subject Matter Expert on Universal Design.

They have shared advice is a have become a keynote speaker on creating a better built environment for people with disabilities.

I will continue to post daily, sharing the best of visual and written communication.

HOW ZONING SHAPES COMMUNITIES

THE GOOD, BAD AND HOPEFUL ASPECTS 

OF THE CENTURY-OLD TOOL THAT DETERMINES

EVERYTHING ABOUT THE PLACES WE LIVE, WORK AND PLAY

Many states and cities are backing zoning reform that creates more housing options for a more diverse set of renters and buyers. 

Utah has linked housing reform to state infrastructure dollars, prioritizing funds to communities that are creating workforce housing.

“Several cities are creating a pathway to gentle density and more housing by offering pre-approved missing middle and ADU designs,” Jason Jordan, the American Planning Association’s (APA) public affairs director, said. 

“It makes it easier for small-scale and newer developers.

It prevents them from getting bogged down in design and approval process that can kill a project. 

It can encourage more minority developers to build smaller, infill projects, like missing middle housing.”

HOW ZONING SHAPES COMMUNITIES

THE GOOD, BAD AND HOPEFUL ASPECTS 

OF THE CENTURY-OLD TOOL THAT DETERMINES

EVERYTHING ABOUT THE PLACES WE LIVE, WORK AND PLAY

“If we know we need additional state and federal investment in tax credits to create housing, but we pour money into a broken system, we are destined to fail,” Jason Jordan, the American Planning Association’s (APA) public affairs director, said.

‘We set rules that make it very difficult to get things built. 

Almost everything requires a variance. Variances becomes very politicized through neighborhood concerns and political agendas.”

He noted that a lot of things on the books in city zoning codes remain from industrialization, which begot separation of uses and created car-dependent suburbs.

“The problem is that we have new sets of social and economic challenges that [old codes] don’t address.

Seniors want to age in place. 

We need walkable, transit-served, age-friendly communities. 

People are working more from home. 

They want neighborhood conveniences, not only single-family homes where they live and work.”

HOW ZONING SHAPES COMMUNITIES

THE GOOD, BAD AND HOPEFUL ASPECTS 

OF THE CENTURY-OLD TOOL THAT DETERMINES

EVERYTHING ABOUT THE PLACES WE LIVE, WORK AND PLAY

Communities must come together and create a vision of what kind of housing it wants to accommodate its workforce, young families, seniors and people with disabilities. 

Then regulatory systems must be reformed to remove things in the zoning code that are barriers to that vision coming true.

For instance, Jason Jordan, the American Planning Association’s (APA) public affairs director, said a defined code that allows developers to build by right is not giving the store away to developers.

It is simply defining what the community wants from development, then giving developers predictability by being able to build without a string of variances, hearings and votes.

HOW ZONING SHAPES COMMUNITIES

THE GOOD, BAD AND HOPEFUL ASPECTS 

OF THE CENTURY-OLD TOOL THAT DETERMINES

EVERYTHING ABOUT THE PLACES WE LIVE, WORK AND PLAY

Jason Jordan, the American Planning Association’s (APA) public affairs director, said planners favor zoning code reform and streamlining the process to create housing. Legislative policy shifts at the state level are a response to project-by-project local zoning cases that cause delays and impose difficult political hurdles on developments that could deliver affordable housing.

“As economic growth has rebounded post pandemic, there is an even more acute problem when it comes to workforce housing, starting housing, senior housing,” Jordan said. 

“In too many places, we have processes, codes and regulations that are barriers to the supplies we need. 

We are now seeing reform that is removing things imbedded in codes that are barriers to housing. 

That means reducing minimum lot sizes and on-site parking requirements. It also means adding tools such as ADUs.”

HOW ZONING SHAPES COMMUNITIES

THE GOOD, BAD AND HOPEFUL ASPECTS 

OF THE CENTURY-OLD TOOL THAT DETERMINES

EVERYTHING ABOUT THE PLACES WE LIVE, WORK AND PLAY

Salim Furth, senior research fellow at the Mercatus Center at George Mason University, cited a 2023 Florida bill that “allows not just the conversion of existing structures but new multifamily construction in any commercial or industrial zone, as long as a large share of the new units are restricted to moderate-income residents. … 

The measure also allows new multifamily buildings in these zones to match the density of the jurisdiction’s densest zone and to match the height limit of any zone within a mile.”

HOW ZONING SHAPES COMMUNITIES

THE GOOD, BAD AND HOPEFUL ASPECTS 

OF THE CENTURY-OLD TOOL THAT DETERMINES

EVERYTHING ABOUT THE PLACES WE LIVE, WORK AND PLAY

Salim Furth, senior research fellow at the Mercatus Center at George Mason University, said adaptive re-use has worked in older, smaller mid-rise and high-rise buildings. 

But it will not work in office buildings with large floorplates (center units would have no windows) or single-story office park office buildings, which are too expensive to convert.

He said cities that are serious about affordable housing should buy older units to preserve existing workforce housing, and that the office apocalypse — many offices barely half full because of work from home after COVID that continues — can be addressed via zoning reform.

HONORED TO BE A KEYNOTE SPEAKER

AT ONE OF THE NATION’S LARGEST CONFERENCES FOR

RESIDENTIAL AND COMMERIAL REALTORS

 

I will bring my expertise in planning, urban design and real estate development to a huge statewide conference in Florida this year.

I will speak to thousands gathered for the annual statewide convention of the largest trade association in America.

I will speak on Sustainability, Resiliency and how everyday people can promote planning and policy that supports climate adaptation in the Sunshine State.

I also unveil a world premiere of my work that proves Universal Design is Sustainability’s missing link – as it creates flexible, resilient, cost-effective and durable housing for multiple generations and all physical abilities.

More details to come and the August event takes place.